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Home My WebLink AboutCD Housing Development Policies and Permitting PPTProposed Amendments to the SRMC Facilitate Housing Development & Streamline Approvals San Rafael City Council February 16, 2021 Background Comprehensive Report to City Council on Housing-August 20, 2018 Staff Directed to follow-up on four topics: •Renter Protection •Short-term Rentals •Housing for an aging population •Challenges to approving and developing housing Report on Challenges to Approving/Developing Housing –September 4, 2019 Purpose: Informational report identifying challenges, which included: •Stakeholder interviews, research, gathering best practices, data collection •Identified 11 challenges •Identified 13 recommended measures and actions to consider San Rafael City Council February 16, 2020 Housing Work Plan January 21, 2020-City Council approved Housing Work Plan outlining 15 Policies to incentivize and streamline housing development: •6 policies implemented to date (Policies 1-6); •4 proposed amendments tonight (Policies 7, 8, 11, & 15) •3 policies under development (Policies 9,10 &12) San Rafael City Council February 16, 2020 Background Informational Report to Planning Commission on August 11, 2020 and City Council addressing four policies –September 8, 2020: 1)Inclusionary Housing Requirement 2)Density Bonus 3)Formalizing a Design Review Subcommittee “pilot” 4)Permit Process Changes –Hillside Exception, Appeals, Height Bonus, Small Lots September 21, 2020-City Council directs staff to proceed with amendments November 17, 2020-Planning Commission recommends amendments San Rafael City Council February 16, 2020 Proposed Amendments to the San Rafael Municipal CodeSRMC Section Amendments SRMC Section 14.12.040 Hillside Exception •Downgrades review and action to Planning Commission rather than City Council, consistent with other exceptions. Decision can still be appealed to City Council. SRMC Chapter 14.16.190 Height Bonus •Per state law, allows up to 33 ft. height bonus for Residential Development projects that make 100% of the total units available to lower income households, and such development project is located within one-half mile of a major transit stop. SRMC Chapter 14.16.300 Small Lots •Removes references to development limitations on lots under 5,000 SF •Allows these lots to be developed at currently established density. SRMC Chapter 14.28 Appeals •Establishes scheduling procedures; •Clarifies public noticing requirements. San Rafael City Council February 16, 2020 Proposed Amendments to the San Rafael Municipal CodeSRMC 14.16.030-Affordable Housing Density Bonus 1.Summarizes the City’s intent to comply with State Density Bonus Law 2.References a separate Resolution document for the bulk of the Density Bonus regulations and procedures. 3.Resolution Document align the City’s Density Bonus provisions with the State San Rafael City Council February 16, 2020 Proposed Amendments to San Rafael Municipal CodeSRMC 14.16.030-Affordable Housing Requirement 2-15 Units 16+ Units 2-15 Units 16+ Units Primary Requirement (All Projects)10% Low-Income 5%- Low Income 10% Low-Income 5%-Low Income Secondary Requirement (Must choose one option below in addition to the Primary Requirement) Option 1) Onsite No Requirememt 5%- Low Income or 10%- Moderate Income No Requirememt 5%- Low Income or 10%- Moderate Income Option 2) In-Lieu Payment Allowed for Fractional Units Payment equal to 5% of Total units Allowed for Fractional Units Payment equal to 5% of Total units Option 3) Offsite No Requirememt * Within 1/2 mile of project * Similiar economic benefit * Requires Director approval No Requirememt * Within 1/2 mile of project * Similiar economic benefit * Requires Director approval Option 4) Land Conveyance No Requirememt * Must be developable * Similar economic benefit * Requires Director approval No Requirememt * Must be developable * Similar economic benefit * Requires Director approval Rental For Sale * In-lieu fees allowed for fractional unit up to 0.5 Units, after 0.5 units project must provide one on-site unit **Very Low Income- 50% AMI or lower, Low Income- 80% AMI or lower, Moderate Income- 120% AMI or Lower San Rafael City Council February 16, 2020 Proposed Amendments to San Rafael Municipal CodeSRMC 14.16.030-Affordable Housing Requirement •Amendments allow projects that have received final City approval but not yet commenced construction, the ability to apply for a modification of their affordable housing requirement which would be consistent with the new requirements. •Policy resolution adopting “Guidelines for the Administration of the Affordable Housing Requirement Program”: Outlines the affordable housing requirements; Includes provisions for annual reporting of effectiveness metrics; Comprehensive review of policy required within 18 months of effective date, and then every 3 -5 years thereafter. San Rafael City Council February 16, 2020 Discussion of Affordable Housing Requirement A 10% Inclusionary Housing requirement provides the best opportunity to create affordable housing. San Rafael City Council February 16, 2020 Discussion of Affordable Housing Requirement A 10% Inclusionary Housing requirement provides the best opportunity to create affordable housing. The 10% Inclusionary Housing requirement provides flexibility in addressing past and future housing location/type segregation. San Rafael City Council February 16, 2020 Discussion of Affordable Housing Requirement A 10% Inclusionary Housing requirement provides the best opportunity to create affordable housing. The 10% Inclusionary Housing requirement provides flexibility in addressing past and future housing location/type segregation. Affordable Housing Trust Funds are a powerful mechanism to expand the affordable housing stock. San Rafael City Council February 16, 2020 Discussion of Affordable Housing Requirement A 10% Inclusionary Housing requirement provides the best opportunity to create affordable housing. The 10% Inclusionary Housing requirement provides flexibility in addressing past and future housing location/type segregation. Affordable Housing Trust Funds are a powerful mechanism to expand the affordable housing stock. COVID-19 has increased the risk of housing development. San Rafael City Council February 16, 2020 Discussion of Affordable Housing Requirement A 10% Inclusionary Housing requirement provides the best opportunity to create affordable housing. The 10% Inclusionary Housing requirement provides flexibility in addressing past and future housing location/type segregation. Affordable Housing Trust Funds are a powerful mechanism to expand the affordable housing stock. COVID-19 has increased the risk of housing development. Amendments require that policy be regularly revisited. San Rafael City Council February 16, 2020 Discussion of Affordable Housing Requirement A 10% Inclusionary Housing requirement provides the best opportunity to create affordable housing. The 10% Inclusionary Housing requirement provides flexibility in addressing past and future housing location/type segregation. Affordable Housing Trust Funds are a powerful mechanism to expand the affordable housing stock. COVID-19 has increased the risk of housing development. Amendments require that policy be regularly revisited. Additional onsite affordability is required for projects using SDBL San Rafael City Council February 16, 2020 City Council Options 1. Pass the ordinance to print and adopt the two policy resolutions. 2. Act on the ordinance and resolutions with modifications. 3. Direct staff to return with more information. 4. Take no action. San Rafael City Council February 16, 2020 Thank You! San Rafael City Council February 16, 2020